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As of 2026, this article explains the current housing prices in Athens for people who want a simple and honest view of the market.
We update this blog post regularly, because Athens property prices move quickly and fresh data matters when you are planning a purchase.
We will look at average prices, price per square meter, neighborhoods, property types, taxes, fees, renovation costs, and what different budgets can buy in Athens in 2026.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Athens.
Insights
- The normal buyer price in Athens in 2026 is not the luxury price: most realistic purchases sit around €200,000 to €300,000, or about $230,000 to $350,000.
- The Athens housing market is still rising, but the pace has cooled: Bank of Greece data shows Athens apartment prices up 5.2% year on year in Q1 2026.
- A listed Athens property at €300,000 will often close closer to €280,000, because asking prices are usually above final sale prices.
- Athens is mainly an apartment market: flats and studios make up about 84% of the residential market, while villas and detached homes are a small niche.
- The most useful benchmark for Athens in 2026 is around €3,000 per square meter for a normal median home, before taxes and renovation work.
- Luxury Athens prices are very area-specific: Kolonaki, Glyfada, Voula-style coastal stock and Acropolis-side homes can easily pass €5,500 per square meter.
- Entry-level Athens properties still exist below €150,000, but they are usually older flats in Patisia, Kypseli, Attiki, or Sepolia.
- New construction in Athens usually costs 15% to 30% more than a comparable older resale flat, mostly because modern stock is scarce.
- Buying costs matter in Athens: a normal resale buyer should often budget 7% to 10% on top of the purchase price before renovation work.
- A $500,000 budget, or about €432,000, can buy a strong Athens apartment in Pangrati, Koukaki, Glyfada, or a similar expat-friendly area.
What is the average housing price in Athens in 2026?
The median housing price in Athens is usually more useful than the average price, because one luxury apartment in Kolonaki or Glyfada can pull the average up and make the normal market look more expensive than it really is.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Athens is about €205,000, which is about $237,000, while the average housing price in Athens is closer to €265,000, which is about $307,000.
For 80% of normal residential properties in Athens in 2026, a realistic market range is roughly €105,000 to €690,000, or about $122,000 to $798,000.
A realistic entry range in Athens in 2026 is about €80,000 to €145,000, or about $93,000 to $168,000, and this usually means an older 38 to 55 square meter apartment in Patisia, Kypseli, Attiki, or a similar area.
A typical luxury property in Athens in 2026 is more likely to cost €850,000 to €2,300,000, or about $984,000 to $2.66 million, for example a renovated 140 to 220 square meter apartment or maisonette in Kolonaki, Glyfada, Kifisia, or a prime coastal area.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Athens.
Are Athens property listing prices close to the actual sale price in 2026?
In Athens in 2026, listed prices are usually about 5% to 9% above the final sale price, with a central estimate near 7% for a normal resale apartment.
This happens because Athens is still a seller-friendly market, but price growth is now calmer than during the strongest rebound years. The gap varies most for overpriced older flats needing renovation, while prime Kolonaki, Acropolis-view, Glyfada seafront, and new-build homes often have a smaller discount.
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What is the price per sq m or per sq ft for properties in Athens in 2026?
As of 2026, the median housing price in Athens is about €3,000 per square meter, or about $3,472 per square meter, which equals about €279 per square foot, or about $323 per square foot. The average housing price in Athens is closer to €3,250 per square meter, or about $3,761 per square meter, which equals about €302 per square foot, or about $349 per square foot.
The highest price per square meter in Athens is usually found in small renovated apartments in prime areas, because buyers pay more for location, walkability, finishes, and rental appeal, while the lowest price per square meter is usually found in larger older flats that need work.
The highest ranges in Athens in 2026 are usually in prime Kolonaki, Koukaki, Glyfada, Voula-style southern coastal stock, and similar areas, where prices can run from about €5,500 to more than €9,000 per square meter. The lowest ranges are usually in Patisia, Attiki, parts of Kypseli, Sepolia, and similar inner-city pockets, where prices are often closer to €1,500 to €2,400 per square meter.
How have property prices evolved in Athens?
Compared with one year ago, Athens property prices in 2026 are about 5% to 7% higher in nominal terms, with a central estimate near 6%. The main reason is that good renovated flats and modern homes are still limited, especially in the most searched areas.
Compared with two years ago, Athens property prices are also clearly higher, because buyer demand has stayed strong while quality supply has remained tight. The increase is not as explosive as during the earlier post-crisis rebound, but the Athens housing market has still moved upward.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Greece.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Athens.
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How do prices vary by housing type in Athens in 2026?
In Athens in 2026, apartments and flats represent about 78% of the residential market, studios about 6%, maisonettes about 7%, detached houses about 4%, villas and luxury houses about 3%, and whole residential buildings about 2%, because Athens is a dense city built mostly around apartment blocks.
In Athens as of 2026, a normal apartment averages around €235,000, or $272,000, while a studio is closer to €115,000, or $133,000. A maisonette averages about €520,000, or $602,000, a detached house about €760,000, or $880,000, a villa or luxury house about €1.45 million, or $1.68 million, and a whole small residential building about €900,000, or $1.04 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Athens in 2026?
In Athens in 2026, new construction is usually 15% to 30% more expensive than comparable older resale homes, with a central estimate around 22%.
This premium exists because new homes in Athens usually offer better energy performance, parking, elevators, insulation, and lower near-term repair risk, while modern supply remains limited.
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How do property prices vary by neighborhood in Athens in 2026?
In Koukaki and Makrygianni, buyers mostly find renovated apartments, compact premium flats, and tourist-facing units, with prices often around €320,000 to €520,000, or about $370,000 to $602,000. Prices are high because the area is walkable, close to the Acropolis, and easy for international buyers to understand.
In Kolonaki, Athens buyers usually find luxury apartments, renovated older flats, and embassy-area homes, with prices often around €500,000 to €1.3 million, or about $579,000 to $1.51 million. Prices stay high because Kolonaki is central, prestigious, liquid, and close to restaurants, boutiques, and Lycabettus Hill.
In Glyfada, buyers usually find new apartments, maisonettes, family homes, and coastal luxury units, with prices often around €550,000 to €1.6 million, or about $636,000 to $1.85 million. Prices are high because Glyfada combines sea lifestyle, shopping, restaurants, and access to international schools.
You will find a much more detailed analysis by areas in our property pack about Athens. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Athens neighborhood | Buyer profile | Typical total price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Kolonaki / Lykavittos | Luxury / prestige | €400k to €1.4m / $463k to $1.62m | €5,400 to €6,300 / $6,250 to $7,291 | €502 to €585 / $581 to $677 |
| Glyfada | Coastal / expat / luxury | €450k to €1.8m / $521k to $2.08m | €4,800 to €6,500 / $5,555 to $7,522 | €446 to €604 / $516 to $699 |
| Kifisia | Family / green / upper-income | €420k to €1.3m / $486k to $1.50m | €3,800 to €5,200 / $4,398 to $6,018 | €353 to €483 / $409 to $559 |
| Koukaki / Makrygianni | Popular / Acropolis / rental | €260k to €650k / $301k to $752k | €3,600 to €4,100 / $4,166 to $4,745 | €334 to €381 / $387 to $441 |
| Pangrati | Lifestyle / central / young professionals | €230k to €560k / $266k to $648k | €3,300 to €3,900 / $3,819 to $4,513 | €307 to €362 / $355 to $419 |
| Neos Kosmos | Commute / value / metro | €180k to €420k / $208k to $486k | €2,900 to €3,300 / $3,356 to $3,819 | €269 to €307 / $312 to $355 |
| Ampelokipoi | Commute / hospitals / practical | €175k to €430k / $203k to $498k | €2,900 to €3,300 / $3,356 to $3,819 | €269 to €307 / $312 to $355 |
| Exarchia / Neapoli | Central / alternative / value | €160k to €390k / $185k to $451k | €2,700 to €3,100 / $3,125 to $3,588 | €251 to €288 / $291 to $333 |
| Petralona | Local lifestyle / character | €170k to €420k / $197k to $486k | €2,600 to €3,300 / $3,009 to $3,819 | €242 to €307 / $280 to $355 |
| Gazi / Metaxourgio / Votanikos | Regeneration / nightlife / risk-reward | €140k to €350k / $162k to $405k | €2,300 to €2,900 / $2,661 to $3,356 | €214 to €269 / $247 to $312 |
| Kypseli | Affordable / dense / local | €110k to €290k / $127k to $336k | €1,900 to €2,400 / $2,199 to $2,778 | €177 to €223 / $204 to $258 |
| Patisia | Budget / entry | €80k to €220k / $93k to $255k | €1,500 to €1,900 / $1,736 to $2,199 | €139 to €177 / $161 to $204 |
How much more do you pay for properties in Athens when you include renovation work, taxes, and fees?
In Athens in 2026, a buyer should often add 8% to 12% for a clean resale, 15% to 25% for an older flat needing upgrades, and 30% to 45% for a full renovation project.
For a property bought around $200,000, or about €173,000, a normal Athens buyer may add roughly €20,000 to €40,000 for taxes, fees, and moderate works. That means the real all-in budget may end closer to €193,000 to €213,000, or about $223,000 to $247,000.
For a property bought around $500,000, or about €432,000, a buyer may add roughly €45,000 to €90,000 if the home is usable but still needs fees, furniture, and some upgrades. The final all-in cost may therefore land near €477,000 to €522,000, or about $552,000 to $604,000.
For a property bought around $1,000,000, or about €864,000, a buyer may add roughly €80,000 to €170,000 depending on agent fees, legal work, furnishing, and renovation quality. The final all-in cost may therefore reach about €944,000 to €1.03 million, or about $1.09 million to $1.20 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Greece.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Athens
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer tax | Tax | The core transfer tax is 3% of the taxable value, plus a small municipal surcharge. As a simple rule, this is about €3,000 per €100,000 of taxable value, or about $3,472 per €100,000. |
| Notary fees | Fees | Notary fees are usually around 0.8% to 1.5% of the purchase price. For a €300,000 Athens property, that means roughly €2,400 to €4,500, or about $2,800 to $5,200. |
| Land registry / cadastre | Fees | Registry and cadastre costs are often around 0.5% to 0.8% of the purchase price. For a €300,000 property, that means about €1,500 to €2,400, or about $1,700 to $2,800. |
| Lawyer / due diligence | Professional | Legal checks are commonly around 1% to 2% of the price. For a €300,000 property, budget about €3,000 to €6,000, or about $3,500 to $6,900. |
| Agent fee | Transaction | Buyer-side agent fees often reach around 2% plus VAT, but the exact amount depends on the agreement. For a €300,000 property, this can be around €6,000 before VAT, or about $6,900. |
| Light renovation | Renovation | Light renovation can cost about €250 to €500 per square meter, or about $289 to $579 per square meter. This usually covers repainting, small repairs, basic upgrades, and simple cosmetic work. |
| Medium renovation | Renovation | Medium renovation can cost about €600 to €1,000 per square meter, or about $694 to $1,157 per square meter. This can include kitchens, bathrooms, flooring, electrics, and better fixtures. |
| Heavy renovation | Renovation | Heavy renovation can cost about €1,100 to €1,800 per square meter, or about $1,273 to $2,083 per square meter. This is more realistic for old flats needing major technical work. |
| Furniture and appliances | Fit-out | Furniture and appliances often cost about €8,000 to €35,000, or about $9,000 to $41,000. The range depends on the surface, rental plan, and quality level. |
We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Athens in 2026 with different budgets?
With $100,000, or about €86,000, the Athens market exists but is narrow: you may find a 35 to 42 square meter existing studio in Patisia, a 40 to 45 square meter older flat in Kypseli, or a 30 to 38 square meter studio in Attiki or Sepolia, usually needing work.
With $200,000, or about €173,000, you may find a 60 to 75 square meter existing apartment in Patisia, a 50 to 60 square meter renovated flat in Kypseli, or a 45 to 55 square meter existing apartment in Exarchia or Neapoli.
With $300,000, or about €259,000, you may find a 75 to 85 square meter existing apartment in Neos Kosmos, a 65 to 75 square meter renovated or semi-renovated apartment in Ampelokipoi, or a 55 to 65 square meter renovated apartment in Pangrati.
With $500,000, or about €432,000, you may find a 90 to 110 square meter renovated apartment in Pangrati, an 80 to 95 square meter renovated apartment in Koukaki or Makrygianni, or a 90 to 110 square meter existing apartment in Glyfada.
With $1,000,000, or about €864,000, you may find a 130 to 160 square meter renovated apartment in Kolonaki or Lykavittos, a 120 to 150 square meter new or near-new apartment in Glyfada, or a 160 to 200 square meter maisonette or family apartment in Kifisia.
With $2,000,000, or about €1.73 million, there is definitely a market in Athens, but it becomes a luxury search: you may find a 180 to 240 square meter luxury renovated apartment in Kolonaki, a 200 to 260 square meter new-build maisonette or penthouse-style home in Glyfada, or a 250 to 350 square meter villa or detached family home in Kifisia.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Greece.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Athens, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source used | Why we trust it | How we used it |
|---|---|---|
| Bank of Greece — residential property price indices, Q1 2026 | Bank of Greece is Greece’s central bank and the main official source for residential price-index movements. | We used it to anchor the one-year price trend in Athens. We also used it to compare new and older apartment trends. |
| Bank of Greece — real estate market statistics methodology | This page explains how the central bank collects and publishes real estate valuation data. | We used it to understand what the Bank of Greece data can and cannot show. We treated the data as an index source, not as a simple average sale-price database. |
| Spitogatos Price Index | Spitogatos is a major Greek residential listing platform and publishes an asking-price index based on a large number of listings. | We used it to understand current asking-price behavior in Athens. We did not treat Spitogatos asking prices as final sale prices. |
| Indomio — Athens Center market data | Indomio is a major property portal with current neighborhood-level asking-price data. | We used it to cross-check current Athens Center asking prices. We also used it to build realistic ranges for central neighborhoods. |
| Indomio — Kolonaki-Lykavittos market data | This neighborhood page gives a useful benchmark for one of Athens’ highest-price central areas. | We used it to support the high-end price range for Kolonaki and nearby premium areas. We also used it to compare luxury central prices with mid-market Athens prices. |
| ELSTAT — CPI statistics | ELSTAT is Greece’s official statistical authority and publishes the national consumer price index. | We used it to think about inflation-adjusted price changes. We did not use CPI as a property price source. |
| ECB euro foreign exchange reference rates | The ECB reference rate is a standard public benchmark for euro exchange rates. | We used the 9 June 2026 rate of €1 = $1.1573 for dollar conversions. We rounded conversions to avoid false precision. |
| AADE — real estate transfer tax | AADE is Greece’s Independent Authority for Public Revenue and is the official source for Greek tax rules. | We used it for the core real estate transfer tax. We then added standard notary, registry, lawyer, agency, and renovation estimates to show the all-in cost. |
| Watson Farley & Williams — Law 5100/2024 Golden Visa explainer | Watson Farley & Williams is a major international law firm and explains the Golden Visa reform with direct reference to Law 5100/2024. | We used it only to explain one demand factor in Athens. We did not use it to estimate price levels. |
| Parapolitika English — Bank of Greece apartment price report | This article reports the Bank of Greece Q1 2026 apartment-price figures in an accessible format. | We used it only as a secondary check of Bank of Greece figures. We gave priority to the official Bank of Greece source whenever possible. |
| Indomio neighborhood-level asking-price pages | Indomio’s local pages are useful for comparing areas inside Athens and nearby suburbs. | We used these pages to create the neighborhood table. We rounded the numbers because listing prices change often and vary by street and building condition. |
| Spitogatos methodology note on asking prices | Spitogatos clearly explains that asking prices are usually above the prices at which deals finally close. | We used this point to estimate the gap between listed and sale prices. We applied a normal negotiation adjustment of about 5% to 9% for ordinary Athens resale apartments. |
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